Unless you are sourcing properties yourself off-market, REI became much more challenging in 2023, and downright brutal since the start of 2024 here.   

You could put most of your funds in the stock market and access them when needed for a HML.

So they used the actual rented data of these companies to compare what rentals should go for in your market.

Myers Market Update Feb 2024 (biggerpockets.com)

You can ask your CPA on the cost segregation short term rental loophole.If your partners credit is bad but you have cash, you can just cosign for the loan or go DSCR/hard money.Dayton is a solid market for BRRRR investing.

These cities are the well known, sub 100k markets in the US.

However, purchasing the replacement property from an estate where your mother-in-law is the executor and other heirs are your wife's aunts and cousins raises potential related-party concerns under Section 1031(f).The IRS generally prohibits 1031 exchanges between related parties unless both the buyer and seller hold their respective properties for at least two years after the exchange.To stay compliant and avoid disqualification, ensure:The estate sells the property directly before any distributions to heirs.You hold the replacement property for at least two years.The transaction is conducted at fair market value with no prearranged agreements.Given the IRS scrutiny of related-party 1031 exchanges, consult a qualified CPA or 1031 exchange accommodator to structure the deal properly and avoid potential capital gains tax liabilities.This post does not create a CPA-Client relationship.

Not that I am aware of, but I am not aware of all softwares on the market. 

This will allow you to enter the market earlier with funds saved up.

Do you have experience and know the cycles of your market so you know the best price?